New homes, rebuilds and renovations across Fairfax County
Fairfax County asks different things of a house from one place to the next. McLean sits on the Potomac's west bank. Reston was founded in 1964 as a planned community of clustered homes and village centers. The towns of Herndon and Vienna keep their own rules, and the independent City of Fairfax, surrounded by the county, governs itself. For a custom home builder working across Fairfax County, every lot starts with the same question: whose rules apply here?
Based in Manassas, Blackline Builders takes on custom homes, renovations, additions, outdoor living and concrete throughout the county.
How approvals work in Fairfax County
In unincorporated areas, Land Development Services issues building, trade and land-disturbance permits, and the Department of Planning and Development handles zoning permits. Among the places we serve, three work differently:
- Town of Vienna. The county remains the building official, but the town's zoning and site approval comes first.
- Town of Herndon. The town takes building permit applications and issues the permits itself.
- City of Fairfax. Politically separate from the county, with its own Code Administration.
Then the land adds its own layers:
- Resource Protection Areas. Perennial streams and their connected wetlands carry a protected buffer at least 100 feet wide, and work inside it generally needs county approval first.
- Land disturbance. At 2,500 square feet or more, an approved site-related plan comes before any clearing or digging. The county counts a 10-foot work zone and an access path, not only the footprint.
- Historic overlay districts. There are fifteen, among them Centreville, Colvin Run Mill, Lake Anne Village Center, Langley Fork and Sully. The Architectural Review Board approves its part before a county permit issues.
- Wells, septic and soils. The Health Department permits private wells and septic systems. Plans and permits use the county's official soils map.
Communities we serve in and around Fairfax County
Reston
Reston Association reviews most exterior changes, tree removal included, and Lake Anne Village Center has its own historic overlay. Read about remodeling and additions in Reston, from Lake Anne to Reston Town Center.
Herndon
A town that issues its own permits, with a historic district where staff or a review board look at exterior work. See renovations in Herndon.
Vienna
Town zoning review runs alongside the county permit, and Windover Heights has a board of its own. Tysons is outside the town. Explore rebuilds and custom homes in Vienna.
McLean
Infill lots where a new house can cross the grading threshold, and a historic crossroads at Langley Fork. Start with custom homes in McLean.
Great Falls
Where a well, septic field or stream buffer can decide where a house sits. See building in Great Falls.
Fairfax
A separate city that issues its own permits and reviews visible changes in its historic overlay districts. Read about renovations in the City of Fairfax.
Centreville
Basements, decks and additions, including in Virginia Run, shaped by county permit, bedroom egress and deck footing rules. See basements and additions in Centreville.
Chantilly
Chantilly addresses cross the county line: South Riding is in Loudoun County. Read about renovations in Chantilly.
What we build across Fairfax County
- Custom home building and tear-down and rebuild projects on established lots.
- Whole-house renovations, kitchens and high-end remodels.
- Home additions, owner's suites and in-law suites, checked against setbacks and stream buffers.
- Concrete driveways, retaining walls, decks and patios.
The order of work on a project is set out on our process page.
Common questions about Fairfax County projects
Fairfax County issues it in unincorporated areas such as Reston, McLean, Great Falls, Centreville and Chantilly, and in the Town of Vienna after town review. Herndon issues its own, and so does the City of Fairfax.
A protected strip reaching 100 feet from a perennial stream or a wetland connected to it, where work generally needs county approval. The county's online viewer shows the approximate line by address, and a site-specific study may be needed to fix it exactly.
At 2,500 square feet of disturbed land or more, the county requires an approved site-related plan before work begins. For a single-family house with stormwater improvements, that is an infill lot grading plan, which a Virginia-licensed engineer, surveyor, architect or landscape architect must certify. Where disturbance stays at or under 5,000 square feet and no stormwater improvements are proposed, a conservation plan may be used instead.
To talk through a lot or a house anywhere in Fairfax County, book a free on-site estimate or call 571-200-3100.
Start a project
Bring us the lot—or the home you want to transform.
We'll meet you on site, walk the property with you and talk through what the work will take.